New Mexico Plan · Amarillo, TX 79118

$288,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 660 Days on market

Good condition $3/mo HOA

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the New Mexico thoughtfully designed 4-bedroom new construction home that blends modern comfort with functional living. The spacious layout features an open-concept design with the kitchen tucked just off the living area, creating a cozy yet connected feel. A central island with bar seating makes it the perfect spot for casual dining, meal prep, or entertaining. The isolated primary bedroom offers a peaceful retreat, complete with a large walk-in shower and ample space for relaxation. Three additional bedrooms provide flexibility for family, guests, or a home office setup. Outside, enjoy a well-sized backyard and a fully landscaped front and back yard, complete with included sod and irrigation, ideal for outdoor living and low-maintenance upkeep. Quality features throughout the home include spray foam insulation for enhanced energy efficiency, granite countertops, custom cabinetry, and carefully selected finishes that combine style and durability. With its smart layout and modern touches, the New Mexico floor plan offers everything you need to feel right at home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

Key facts

• 2 parking spots
• Listed 660 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (13.3% below list).
• Recommended offer: $250k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#624 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, crime F, commute F.
• Canyon ISD (town): math 60% / reading 54% proficiency, ranked #78 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sundown Lane El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 341 students, 52% FRL); Greenways Int (math 73% / reading 50%, grade B+, #141 of 1,662 statewide, top 9%, 619 students, 35% FRL); Randall H S (math 43% / reading 64%, grade C-, #428 of 1,632 statewide, top 27%, 1,148 students, 35% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Randall County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 660 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,777 (13.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 660 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-41,414
• Equity at exit: $42,942

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-9,494
• Equity at exit: $24,901

Cash invested: $80,640 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79118

• Rents YoY: 5.5%
• Active inventory: 278
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$3
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-20

Break-even live

Break-even rent $2,523

Max offer price $285,097

Occupancy floor 96%

Sensitivity live

Price	-10% $179	-5% $79	+0% $-20	+5% $-120	+10% $-219
Rent	-10% $-217	-5% $-119	+0% $-20	+5% $79	+10% $177
Rate	-1.0pp $125	-0.5pp $53	base $-20	+0.5pp $-95	+1.0pp $-171

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10602 Stone Meadow Dr Amarillo, TX	3.0	2.0	1575	$2,200	$1.40	45d	1	0.02mi
4400 Sunset St Amarillo, TX	3.0	2.0	1400	$2,125	$1.52	45d	1	0.20mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 21 events

1. 2026-06-22
   days on market $288,000 Active 660 DOM
2. 2026-06-18
   days on market $288,000 Active 657 DOM
3. 2026-06-17
   days on market $288,000 Active 656 DOM
4. 2026-06-16
   days on market $288,000 Active 655 DOM
5. 2026-06-15
   days on market $288,000 Active 654 DOM
6. 2026-06-14
   days on market $288,000 Active 652 DOM
7. 2026-06-13
   days on market $288,000 Active 651 DOM
8. 2026-06-10
   days on market $288,000 Active 649 DOM
9. 2026-06-09
   days on market $288,000 Active 648 DOM
10. 2026-06-08
    days on market $288,000 Active 647 DOM
11. 2026-06-07
    days on market $288,000 Active 646 DOM
12. 2026-06-05
    days on market $288,000 Active 643 DOM
13. 2026-06-03
    days on market $288,000 Active 642 DOM
14. 2026-06-02
    days on market $288,000 Active 641 DOM
15. 2026-06-01
    days on market $288,000 Active 640 DOM
16. 2026-05-31
    days on market $288,000 Active 639 DOM
17. 2026-05-30
    days on market $288,000 Active 638 DOM
18. 2025-10-19
    price $288,000 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to the New Mexico thoughtfully designed 4-bedroom new construction home that blends modern comfort with functional living. The spacious layout features an open-concept design with the kitchen tucked just off the living area, creating a cozy yet connected feel. A central island with bar seating makes it the perfect spot for casual dining, meal prep, or entertaining. The isolated primary bedroom offers a peaceful retreat, complete with a large walk-in shower and ample space for relaxation. Three additional bedrooms provide flexibility for family, guests, or a home office setup. Outside, enjoy a well-sized backyard and a fully landscaped front and back yard, complete with included sod and irrigation, ideal for outdoor living and low-maintenance upkeep. Quality features throughout the home include spray foam insulation for enhanced energy efficiency, granite countertops, custom cabinetry, and carefully selected finishes that combine style and durability. With its smart layout and modern touches, the New Mexico floor plan offers everything you need to feel right at home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

19. 2025-02-22
    price $272,000 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to the New Mexico thoughtfully designed 4-bedroom new construction home that blends modern comfort with functional living. The spacious layout features an open-concept design with the kitchen tucked just off the living area, creating a cozy yet connected feel. A central island with bar seating makes it the perfect spot for casual dining, meal prep, or entertaining. The isolated primary bedroom offers a peaceful retreat, complete with a large walk-in shower and ample space for relaxation. Three additional bedrooms provide flexibility for family, guests, or a home office setup. Outside, enjoy a well-sized backyard and a fully landscaped front and back yard, complete with included sod and irrigation, ideal for outdoor living and low-maintenance upkeep. Quality features throughout the home include spray foam insulation for enhanced energy efficiency, granite countertops, custom cabinetry, and carefully selected finishes that combine style and durability. With its smart layout and modern touches, the New Mexico floor plan offers everything you need to feel right at home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

20. 2024-12-12
    price $256,000 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to the New Mexico thoughtfully designed 4-bedroom new construction home that blends modern comfort with functional living. The spacious layout features an open-concept design with the kitchen tucked just off the living area, creating a cozy yet connected feel. A central island with bar seating makes it the perfect spot for casual dining, meal prep, or entertaining. The isolated primary bedroom offers a peaceful retreat, complete with a large walk-in shower and ample space for relaxation. Three additional bedrooms provide flexibility for family, guests, or a home office setup. Outside, enjoy a well-sized backyard and a fully landscaped front and back yard, complete with included sod and irrigation, ideal for outdoor living and low-maintenance upkeep. Quality features throughout the home include spray foam insulation for enhanced energy efficiency, granite countertops, custom cabinetry, and carefully selected finishes that combine style and durability. With its smart layout and modern touches, the New Mexico floor plan offers everything you need to feel right at home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

21. 2024-08-30
    listed $248,000 Active 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to the New Mexico thoughtfully designed 4-bedroom new construction home that blends modern comfort with functional living. The spacious layout features an open-concept design with the kitchen tucked just off the living area, creating a cozy yet connected feel. A central island with bar seating makes it the perfect spot for casual dining, meal prep, or entertaining. The isolated primary bedroom offers a peaceful retreat, complete with a large walk-in shower and ample space for relaxation. Three additional bedrooms provide flexibility for family, guests, or a home office setup. Outside, enjoy a well-sized backyard and a fully landscaped front and back yard, complete with included sod and irrigation, ideal for outdoor living and low-maintenance upkeep. Quality features throughout the home include spray foam insulation for enhanced energy efficiency, granite countertops, custom cabinetry, and carefully selected finishes that combine style and durability. With its smart layout and modern touches, the New Mexico floor plan offers everything you need to feel right at home. Ask about our current promotions today - you won't want to miss out! (Please note: Photos are for reference only. Actual brick, granite, paint colors, and floorplan orientation may vary based on the specific home. )

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,973
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$36
• − Depreciation: −$8,378
• Taxable loss: −$5,129
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $990/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This well-maintained, modern single-family home is move-in ready with a good condition score. It offers a good return on investment with minor updates that can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale New flooring in bathrooms — Modernizes the bathrooms and can increase resale value.
• Resale New kitchen appliances — Modernizes the kitchen and can increase resale value.
• Both New lighting fixtures — Enhances the home's curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — Modernizes the bathrooms and can increase resale value. ↑
• Resale New kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Both New lighting fixtures — Enhances the home's curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Canyon ISD
• NCES district ID: 4812810
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $65,177
• Composite: 50.07/100
• National rank: #1912
• State rank: #78 of 826 in TX

Livability — Amarillo

• Score: 66/100
• State rank: #624
• US rank: #11876

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amarillo, TX
• County: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

Population outlook (Randall County) Hauer SSP2

• Today (2025): 152,140 people
• By 2030: 163,107 · +7.2%
• By 2040: 184,999 · +21.6%
• By 2050: 206,948 · +36.0%
• By 2075: 260,204 · +71.0%
• By 2100: 294,980 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Randall

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.8%
• 2008→2024 swing: +2.3pp toward D · 2008: -62.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+65.1 2012: R+68.2 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• Metro: Amarillo, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+16.1% since first listed

4 events — show timeline

• 2025-10-19 Price Changed $288,000 Zillow
• 2025-02-22 Price Changed $272,000 Zillow
• 2024-12-12 Price Changed $256,000 Zillow
• 2024-08-30 Listed $248,000 Zillow